Burnt Oak · Barnet · Hendon constituency · 51.60157, -0.25770

HA8 0ET— Burnt Oak, Barnet

Location and area intelligence for HA8 0ET, Burnt Oak, Barnet

The family fortress

 

Schools 100%Safety 79/100Transport 40/100~5% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families

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Strong schools, limited transport — ideal for car-owning families

Liveability
57
Safety
79
Schools
90
Transport
40
Environment
63
Investment
50

The bottom line

HA8 0ET offers exceptional schools (100% Good/Outstanding), low crime and fast broadband — strong value for Families who can accept its trade-offs.

The catches: 49 min to victoria — above average for this zone and 12 Japanese knotweed sites within 400m — may affect mortgage applications.

Less suited to Car-free commuters.

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Location

HA8 0ET

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
HighEstablished mixed
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-10.5% vs London avg
vs London crime+16.0% vs London avg

Deep-dive guides for HA8 0ET

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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Postcode Personality

🚇 Well-Connected🎓 School Smart🌿 Green Lung🔒 Very Safe

“The family fortress”

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How HA8 0ET has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
—

Primary

Goldbeaters Primary School

Not yet inspected · 4 min walk

KS2: 110.0

★★

Secondary

Saracens High School

Good · Inspected May 2022 · 10 min walk

P8: +0.42A8: 55.2

100% of local schools rated Good or Outstanding · based on 15 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★

Childcare

Curzon Nursery School & Family Wellbeing Centre

Good · 78 min walk

6 primaries · 1 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

75.2 incidents per 1,000 residents

Higher crime than 57% of London
→ Stable

+21% vs borough

Crime by type

Anti-social behaviour27%
Other24%
Violence & sexual offences22%
Vehicle crime8%
Burglary6%
Theft5%
Drug offences4%
Robbery4%

Road safety

95

Road safety score

1

Accidents (5yr)

1

KSI (5yr)

2

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Mill Hill Fire Stn · 1.8km

Crime is +16% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

HA8 district median

£386,500

Based on 99 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£4,651/m²
Price per ft²£432/ft²
Avg floor area90.3 m²

EPC breakdown

C
1%
D
4%
E
1%

Based on 6 properties · Confidence: low

LHA rates — Outer North London

Shared room£595/mo
1 bedroom£1150/mo
2 bedrooms£1400/mo
3 bedrooms£1695/mo
4 bedrooms£2200/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield846 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£225,750
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1900-1929
WallsCavity wall, as built, no insulation (assumed)
RoofPitched, 150 mm loft insulation
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band DAnnual charge £1,898
Price growth potentialLow

Market History

Price trajectory, velocity and distribution

Price Trajectory

2004–2025 · CAGR

+4.7%

Total change

+163%

Market Activity

Price Velocity & Acceleration

Current Velocity

+56.1%

per year

Acceleration

-11.99

change in velocity

Market State

Strong growth

Velocity (%)Acceleration

Price Distribution

P25: £150k–£175k · P75: £400k–£450k · 3 sales

Property Type Mix

Total: 3 sales

Semi-detached33.3%
Terraced66.7%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2004–2004£160k£160k+0%1
Help-to-Buy recovery2014–2014£269k£269k+0%1
Current market2025–2025£420k£420k+0%1

Buyer vs Seller Score

Composite market conditions index 0–100

0out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
Burnt Oak Underground StationNorthern line
5.5 min walk
Mill Hill Broadway

Nearby stations

Burnt Oak Underground StationNorthern
6 min walk
Colindale Underground StationNorthern
11 min walk
Mill Hill BroadwayNational Rail
18 min walk
Edgware Underground StationNorthern
22 min walk
Queensbury Underground StationJubilee
27 min walk
No bus stops within 400m

20

Walkability score

32

Footpaths (500m)

0

Santander docks (800m)

Central London commute times

London Bridge55 min ↑
Victoria ★49 min
Waterloo49 min ↑
Canary Wharf59 min ↑
City53 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

54

Car parks (800m)

2

EV chargers (800m)

Nearest car park274m
Santander docks (800m)0
Nearest cycle dock6.4 km

Nearby car parks

🅿️
Burnt Oak Station Car Park
554m

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G78%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 34.0 µg/m³ · PM2.5: 13.0 µg/m³
Better than 65% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 11.1 km away✗ Not Green Belt✗ Not AONB56% green spaceTree canopy: 55%
More green space than 98% of London

Nearest SSSI: Brent Reservoir SSSI — 3.4 km

Energy

Solar: 846 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: UNKNOWN LITHOLOGY

Subsidence risk: Low

Shrink-swell: Low

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,510 hrs/yr

Sunshine

615 mm/yr

Rainfall

22.4°C

Summer avg

2.8°C

Winter avg

Solar yield845.7 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

WATLING MEDICAL CENTRE

108 WATLING AVENUE, BURNT OAK, HA8 0NR

4 min walk

76%

Recommend GP

76%

Overall GP experience

8

GPs within 1km

2

Dentists within 1km

2

Care homes (1km)

Nearest hospitalEdgware Community Hospital · 1.1 km
Nearest A&ELONDON NORTH WEST UNIVERSITY HEALTHCARE NHS TRUST · 5.3 km
A&E 4hr targetNHS target: 95% · London avg: ~68%59.2%

Amenities

Shops, restaurants, parks and more

263

Parks (1km)

1

Restaurants (800m)

2

Cafes (800m)

0

Pubs (400m)

0

Pharmacies (800m)

0

Gyms (1km)

5

Sports (1km)

0

Convenience

No pubs within 400m — nearest: Chandos Arms (941 m)

Nearest supermarketM&S Foodhall · 849 m
4 tennis courts1 sports halls

Nightlife (500m)

0

Nightclubs

0

Late-night venues

E
941 licensed premises in borough130 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

0

Cinemas (2km)

1000m

Post office

Nearby shops

Bijal Food Centre514 m
Ocean Groceries573 m
Corner 4 News & Booze650 m
Wenzel's917 m

Nearby cafes

Eats & Bits465 m
Costa914 m
Home Store Cafe953 m

Nearby restaurants

Dixy Chicken480 m
Alkis648 m
Nando's772 m
KFC906 m

Nearby pubs

Chandos Arms941 m

Nearby gyms

The Arch Climbing Wall: Arch North636 m
Greentop Young Persons Activity Centre736 m
PureGym - London Colindale852 m
The Gym1.1 km

Nearby pharmacies

Asda855 m

Nearby health

Care Dental720 m
Food hygiene (5-star)62% of 26

Business

Local businesses registered here

Active businesses
2
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
2
3yr survival rate
100.0%
Right-to-buy sales (5yr)
188

High street

E

High street health

Registered businesses

RUSTIX VENTURES LTD
TOKZY VENTURES LIMITED

Investment

Investment grade, yield and market outlook

50

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,550London avg: £1,950/mo
Gross yield
4.8% (good)London avg: 3.8%Strong yield — top 22% of London
Gentrification score13/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition188
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+10.7%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

30.1

Price growth score

D
Medium

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score0/100
Bakerloo Extension route16,054m
Crossrail 2 route11,897m

Demographics

16 Jun

Population, deprivation and income

Decile 3/10

More deprived than average

Index of Multiple Deprivation

More deprived than average

Rank: 8,961 nationally

2,049

Est. population

8,841/km²

57%

Employed

37%

Degree educated

£37,600

Median income

5.9%

Claimant rate

Inner cityHigh densityEstablished mixed

45

Community stability

Age profile

28%
20%
23%
18%
Under 1828%
18–3420%
35–4923%
50–6419%
65+10%

Tenure

22%
26%
22%
29%
Own outright22%
Own (mortgage)26%
Private rent22%
Social rent29%
Shared ownership1%
Rent free0%

Ethnicity

22%
23%
26%
18%
White British22%
White Other23%
Asian26%
Black18%
Mixed4%
Other6%

Employment & lifestyle

Managerial / professional22%
Routine / semi-routine21%
No car household25%
Unemployed5%
No qualifications24%

Housing tenure (Census 2021)

Social rent29%
Private rent22%

vs. London

Income vs London-10.5%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
1
Major developments (800m)
0
Planning apps (12 months)
7
Planning apps (3 years)
9
Local approval rate
86%
Borough approval rate
66%
Opportunity area
No
CIL rate (residential)
£135/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
12

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
120
Largest scheme
612 homes · RAF CAMP, RAF CAMP, GRAHAME PARK WAY, NW9 5QY
Pipeline pressure
NONE

Named schemes (500m)

ADASTRAL ESTATE (PHASE 2 & 3), 1-13, ADASTRAL ESTATE (PHASE 2 & 3), 1-13, FULBECK DRIVE, FOLKINGHAM LANE (1-18), NW9128 homes
completed
LAND BOUNDED BY, LAND BOUNDED BY, LANACRE AVENUE, FULBECK DRIVE, PAGEANT AVENUE, NW930 homes
completed
Garage Court Hanshaw Drive Edgware HA86 homes
completed
84, 84, Montrose Avenue, Burnt Oak, HA8 0DT2 homes
completed
165, 165, Booth Road, NW9 5JX2 homes
completed

Politics

Local councillors and MP

Ward majority
Labour
Ward majority vote
13.2%
Ward turnout
29%
Election year
2026
MP
David Pinto-Duschinsky (Labour)
MP majority
15
Constituency
Hendon

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Key facts for HA8 0ET

Full postcodeHA8 0ET
Postcode districtHA8
BoroughLondon Borough of Barnet
WardBurnt Oak
Latitude51.601572
Longitude-0.257697
Parliamentary constituencyHendon
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey